Certified Member Of The International Association Of Home Inspectors ( INTERNACHI )

Certified Member Of The

International Association Of Indoor Air Consultants ( IAC2 )

Former Licensed Gas Fitter II

Former Licensed Oil Burner Mechanic

6 Years Full Time Certified Home Inspector

Buying a home?

The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short period of time.

Associated Real Estate Inspections has developed our process to make your inspection experience a positive one.

We encourage clients to take the opportunity to go on their own at the time of inspection and view the property again while we complete the inspection, this gives you a chance to make notes of any concerns you may notice and allow the inspector to stay within his routine and not be distracted.

When the inspector is finished he will meet up with you to walk you through the property and provide a verbal report and answer any questions you may have.

We will take at least 65 digital photos of the property, should there be an area of concern a photo will be included in the computer generated narrative style report. This 25 page report will be e-mailed to you that evening.

Any photos that are not included in the report will be kept on file until you take possession of the property. These time and date stamped photos are kept as a third party record to help ensure the property is in the same condition as when you purchased it.

1.1. Ahome inspection is a non-invasive, visual examination of a
residential dwelling, performed for a fee, which is designed to identify
observed material defects within specific components of said dwelling.
Components may include any combination of mechanical, structural, electrical,
plumbing, or other essential systems or portions of the home, as identified and
agreed to by the Client and Inspector, prior to the inspection process.

I.A home inspection is intended to assist in the
evaluation of the overall condition of the dwelling. The inspection is based on
observations of the visible and apparent condition of the structure and its
components on the date of the inspection, and not the prediction of future
conditions.

II.A home inspection will not reveal
every concern that exists or ever could exist but only those material
defects observed on the day of the inspection.

III.A home inspection can include a survey and/or
analysis of energy flows and usage in a residential property if the client
requests it.

1.2. Amaterial defectis a condition of a residential real
property, or any portion of it, that would have a significant, adverse impact
on the value of the real property, or that involves an unreasonable risk to
people on the property. The fact that a structural element, system or subsystem
is near, at or beyond the end of its normal useful life is not, by itself,
a material defect.

1.3. Aninspection reportshall describe and identify, in written format, the
inspected systems, structures and components of the dwelling, and shall
identify material defects observed. Inspection reports may contain
recommendations regarding conditions reported or recommendations for
correction, monitoring or further evaluation by professionals, but this is not
required

2. Limitations, Exceptions & Exclusions

2.1.Limitations:

I.An inspection is not technically
exhaustive.

II.An inspection will not identify
concealed or latent defects.

III.An inspection will not deal with
aesthetic concerns or what could be deemed matters of taste, cosmetic
defects, etc.

IV.An inspection will not determine the
suitability of the property for any use.

V.An inspection does not determine the
market value of the property or its marketability.

VI.An inspection does not determine the
insurability of the property.

VII.An inspection does not determine the
advisability or inadvisability of the purchase of the inspected property.

VIII.An inspection does not determine the
life expectancy of the property or any components or systems therein.

IX.An inspection does not include items
not permanently installed.

X.These Standards of Practice apply only
to homes with four or fewer dwelling units.

2.2.Exclusions:

I. The inspector is not required to determine:

A.property boundary lines or encroachments.

B.the condition of any component or system that is
not readily accessible.

C.the service life expectancy of any component or
system.

D.the size, capacity, BTU, performance or efficiency
of any component or system.

E.the cause or reason of any condition.

F.the cause for the need of repair or replacement of
any system or component.

G.future conditions.

H.compliance with codes or regulations.

I.the presence of evidence of rodents, animals
or insects.

J.the presence of mold, mildew, fungus or toxic
drywall.

K.the presence of airborne hazards.

L.the presence of birds.

M.the presence of other flora or fauna.

N.the air quality.

O.the existence of asbestos.

P.the existence of environmental hazards.

Q.the existence of electromagnetic fields.

R.the presence of hazardous materials including, but
not limited to, the presence of lead in paint.

S.any hazardous waste conditions.

T.any manufacturers' recalls or conformance with
manufacturer installation, or any information included for consumer
protection purposes.

D.any system that does not turn on with the use of
normal operating controls.

E.any shut-off valves or manual stop valves.

F.any electrical disconnect or over-current
protection devices.

G.any alarm systems.

H.moisture meters, gas detectors or similar
equipment.

III. The inspector is not required to:

A.move any personal items or other obstructions, such
as, but not limited to:

1.throw rugs;

2.furniture;

3.floor or wall coverings;

4.ceiling tiles;

5.window coverings;

6.equipment;

7.plants;

8.ice;

9.debris;

10.snow;

11.water;

12.dirt;

13.foliage; or

14.pets.

B.dismantle, open or uncover any system or component.

C.enter or access any area that may, in the opinion
of the inspector, be unsafe.

D.enter crawlspaces or other areas that are unsafe or
not readily accessible.

E.inspect underground items, such as, but not limited
to, underground storage tanks or other indications of their presence, whether
abandoned or actively used.

F.do anything which, in the inspector's opinion, is
likely to be unsafe or dangerous to the inspector or others, or damage
property, such as, but not limited to: walking on roof surfaces, climbing
ladders, entering attic spaces, or negotiating with pets.

L.offer or perform any trade or professional service
other than home inspection.

M.research the history of the property, report on its
potential for alteration, modification, extendibility or suitability for a
specific or proposed use for occupancy.

N.determine the age of construction or installation
of any system structure or component of a building, or differentiate between
original construction and subsequent additions, improvements, renovations
or replacements.

O.determine the insurability of a property.

P.perform or offer Phase 1 environmental audits.

Q.inspect any system or component which is not
included in these Standards.

3. Standards of Practice

3.1. Roof

I. The inspector shall inspect from ground level or
eaves:

A.the roof covering;

B.the gutters;

C.the downspouts;

D.the vents, flashing, skylights, chimney and other
roof penetrations; and

E.the general structure of the roof from the readily
accessible panels, doors or stairs.

II. The inspector is not required to:

A.walk on any pitched roof surface.

B.predict the service life expectancy.

C.inspect underground downspout diverter drainage
pipes.

D.remove snow, ice, debris or other conditions that
prohibit the observation of the roof surfaces.

U.examine ancillary systems or components, such as,
but not limited to, those related to solar water heating and hot water
circulation.

V.determine the existence or condition of
polybutylene plumbing.

3.7.Electrical

I. The inspector shall inspect:

A.the service drop/lateral;

B.the meter socket enclosures;

C.the means for disconnecting the service main;

D.and describe the service disconnect amperage
rating, if labeled;

E.panelboards and over-current devices (breakers and
fuses);

F.and report on any unused circuit breaker panel
openings that are not filled;

G.the service grounding and bonding;

H.a representative number of switches, lighting
fixtures and receptacles, including receptacles observed and deemed to be
arc-fault circuit interrupter or AFCI-protected using the AFCI test
button, where possible;

I.and test all ground-fault circuit interrupter
receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI
tester, where possible;

K.and report on any tested receptacles in
which power was not present, polarity was incorrect, the cover
was not in place, the GFCI devices were not properly installed or did not
operate properly, evidence of arcing or excessive heat, and
where the receptacle was not grounded or was not secured to the
wall;

L.the service entrance conductors and the condition
of the conductor insulation;

M.and report the absence of smoke
detectors; and

N.service entrance cables, and report as in need of
repair deficiencies in the integrity of the insulation, drip loop, or
separation of conductors at weatherheads and clearances from grade and
rooftops.

II. The inspector is not required to:

A.insert any tool, probe or device into the main
panelboard, sub-panels, distribution panelboards, or electrical fixture
operate electricalsystems that are shut down.

B.remove panelboard cabinet covers or dead
fronts, if they are not readily accessible.

V.come into contact with any pool or spa water in
order to determine the system's structure or components.

W.determine the adequacy of spa jet water's force or
bubble effect.

X.determine the structural integrity or leakage of a
pool or spa.

4. Glossary of Terms

4.1.accessible:can be approached or entered by the inspector
safely, without difficulty, fear or danger.

4.2.activate: to turn on, supply power, or enable systems,
equipment or devices to become active by normal operating controls. Examples
include turning on the gas or water supply valves to the fixtures and
appliances, and activating electrical breakers or fuses.

4.5.appliance: a household device operated by the use of
electricity or gas. Not included in this definition are components covered
under central heating, central cooling or plumbing.

4.6.architectural
service: any practice involving the art
and science of building design for construction of any structure or grouping of
structures, and the use of space within and surrounding the structures or the
design, design development, preparation of construction contract documents, and
administration of the construction contract.

4.7.component: a permanently installed or attached fixture,
element or part of a system.

4.8.condition: the visible and conspicuous state of being
of an object.

4.9.crawlspace: the area within the confines of the
foundation and between the ground and the underside of the lowest floor's
structural component.

4.10.decorative:ornamental; not required for the operation of
essential systems or components of a home.

4.11.describe: to report in writing a system or component
by its type or other observed characteristics in order to distinguish it from
other components used for the same purpose.

4.12.determine: to arrive at an opinion or conclusion
pursuant to examination.

4.13.dismantle: to open, take apart or remove any component,
device or piece that would not typically be opened, taken apart or removed by
an ordinary occupant.

4.14.engineering service: any professional service or creative work
requiring engineering education, training and experience, and the application
of special knowledge of the mathematical, physical and engineering sciences to
such professional service or creative work as consultation, investigation,
evaluation, planning, design and supervision of construction for the purpose of
assuring compliance with the specifications and design, in conjunction with
structures, buildings, machines, equipment, works or processes.

4.15.enter:
to go into an area to observe visible components.

4.16.evaluate: to assess the systems, structures and/or
components of a dwelling.

4.17.examine:
to visually look (seeinspect).

4.18.foundation: the base upon which the structure or wall
rests; usually masonry, concrete or stone, and generally partially underground.

4.19.function: the action for which an item, component or
system is specially fitted or used, or for which an item, component or system
exists; to be in action or perform a task.

4.20.functional: performing, or able to perform, a function.

4.21.home inspection: the process by which an inspector visually
examines the readily accessible systems and components of a home and operates
those systems and components utilizing these Standards of Practice as a
guideline.

4.22.household appliances: kitchen and laundry appliances, room air
conditioners, and similar appliances.

4.23.inspect:
to visually look at readily accessible systems and components safely, using
normal operating controls, and accessing readily accessible panels and areas,
in accordance with these Standards of Practice.

4.24.inspected
property: the readily accessible areas of
the buildings, site, items, components and systems included in the inspection.

4.25.inspector: one who performs a real estate inspection.

4.26.installed: attached or connected such that the
installed item requires a tool for removal.

4.27.material defect: a condition of a residential real
property or any portion of it that would have a significant adverse impact on
the value of the real property or that involves an unreasonable risk to people
on the property. The fact that a structural element, system or subsystem is
near, at or beyond the end of its normal useful life is not, by itself, a
material defect.

4.28.normal operating controls: devices, such as thermostats, that would be
operated by ordinary occupants which require no specialized skill or knowledge.

4.29.observe:
to see through visually directed attention.

4.30.operate:
to causesystems to function or turn on with normal
operating controls.

4.31.readily accessible: an item or component that is, in the
judgment of the inspector, capable of being safely observed without the removal
of obstacles, detachment or disengagement of connecting or securing devices, or
other unsafe or difficult procedures to gain access.

4.38.system:
an assembly of various components which function as a whole.

4.39.technically exhaustive: a comprehensive and detailed examination
beyond the scope of a real estate home inspection that would involve or
include, but would not be limited to: dismantling, specialized knowledge or
training, special equipment, measurements, calculations, testing, research,
analysis, or other means.

4.40.unsafe:
a condition in a system or component that is judged to be a significant
risk of personal injury during normal, day-to-day use. The risk may be due to
damage, deterioration, improper installation, or a change in accepted
residential construction standards.